Noe Valley can be a tough nut to crack for many buyers, especially those looking for single-family homes. There’s a very high demand for the location, due to the proximity to public transportation, freeways, overall street appeal, and the plethora of shops and restaurants. It’s no surprise that the median house price in the neighborhood from June  – November 2011 was $1,385,502. I thought it might be helpful to take a look at a trio of homes currently on the market for less than the median price.

First up is 1422 Douglass at Duncan:

1422 Douglass is a 2BR/1BA home with about 1,050 square feet. Listed at $825,000, Douglass has an open floor plan that leads to a large deck and yard. The garage accommodates two cars, and there’s also room for another car just outside the garage. Parking in this part of Noe is not too challenging, as it’s slightly removed from the 24th Street retail area. You’re a couple blocks from the dog park, playground and Safeway in Diamond Heights. 1422 Douglass was last sold for $925,000 in 2007.

Next up is 4378 Cesar Chavez at Douglass:

As you can see from the photo above, 4378 Cesar Chavez has a little of that dramatic space and volume stuff going on. This is a 2BR/2BA, 1810-square foot view home that was built in the mid 1970s. Both of the bedrooms, plus an office, are located on the main level and there’s a lovely landscaped front courtyard. The kitchen and bath are quintessential ’70s (complete with a sunken tub in the bathroom), and there are a lot of interior wood accents. But some updating could really make a difference. The lot is 26′ x 114′, which is sizeable for San Francisco. 4378 Cesar Chavez is a couple blocks from the 1422 Douglass property above, so you’re in a quieter part of Noe Valley. But you’re only about five blocks from 24th Street.

Last but not least is 601 29th Street at Castro:

601 29th Street is a Victorian box of a building. It’s detached on all three sides, which is nice. You get 3BRs/2BAs and roughly 1300 square feet. The rooms aren’t huge, but the floor plan is functional. There’s a deck and stairs off the laundry room that leads to a landscaped garden, as well as a spacious 2BR vacant in-law unit on the lower level with a new maple and granite kitchen and white bath. The garage accommodates one-car parking, and the attic may have expansion potential. List price is $1,195,000. The J Church Muni is three long blocks downhill from the house, as are a smattering of restaurants and shops.

 San Francisco is one of the few cities where one-bedroom condos can actually sell for $1M or more.  In most cases, such properties will be located in the north end of the city. I thought I’d highlight two units currently on the market in this range.

1150 Lombard #16 / Russian Hill
List Price: $899,000

This 1BR/1BA condo at the well-regarded Lombardia in Russian Hill has an updated kitchen, remodeled bath with soaking tub and separate shower, as well as a king-sized bedroom with walk-in closet. There’s also a separate laundry room with side-by-side washer/dryer and a covered outdoor terrace. The Lombardia was constructed in 1989 and has 42 units. HOA dues are $1234.77 per month. Amenities include 24-hour lobby attendance and guest parking.

2169 Green #3 / Pacific Heights
List Price: $969,000

The 1BR/1BA in 2169 Green is the top-floor unit, which means you’re kind of in the attic. You do get exceptional Bay views and a modern, open floor plan within this Queen Anne Victorian building. There’s a private balcony off the bedroom and a home office in the turret. Amenities in this three-unit building include in-unit laundry, one-car parking and separate storage. HOA dues are $400/month.

A total of seven 1BR units have sold in 2011 from $800,000+. The most expensive? A condo at 1070 Green, which changed hands for $1,207,500.

Half a million in San Francisco will typically land you a studio or one-bedroom condo. I thought I’d round up some of my recent picks in three different neighborhoods so you could see what space and amenities you could have in this price range.

First up is 1734 Bay #205 in the Marina:

1734 Bay is located on a fairly busy stretch of road, but it’s wildly central to Chestnut Street, the Marina Green, Safeway and Crissy Field. This 1BR/1BA listed at $499,00 is an end unit that includes deeded parking, deck, elevator and laundry room on the ground floor. So no dragging your dirty pants up to Chestnut Street to have them cleaned. There’s a galley kitchen, wall-to-wall carpeting, and ample closet and storage space. HOA dues are $378/month. Yes, this is a short sale—and the unit is tenant occupied—but at this price point in the Marina, it’s not a bad deal.

We move on to Potrero Hill and check out 1695 18th Street #304:

I showed this 1BR/1.5BA loft a couple months ago when it was initially listed for $539,000. It’s now been relisted for $499,000, which may or may not be enough to convince a buyer to make an offer. The unit is lovely, but a bit small. However, it has city views from the sleeping level, and is located within a very cool artist building with nice common spaces. 1695 18th is also in a prime Potrero location near all the restaurants, shops and cafes that make Potrero one of the more desirable places to live in San Francisco. HOA dues are $225/month, which is pretty low, and they actually cover earthquake insurance, which is rare. (Oh, and I couldn’t find a decent link to a property site, so you’ll have to take my word for it on the details.)

Our last stop is 88 Townsend #303 in South Beach:

So 88 Townsend is probably my favorite South Beach building. I helped my client purchase a studio there last year, and fell in love with the building even more. #303 is a junior 1BR with one bath, deeded parking and storage. The building was constructed in 2004 and is one block from the ball park, Tres, and all forms of convenient public transportation. Yes, this unit is tenant occupied, but it’s being represented that the property will be vacant by close of escrow. HOA dues are $402/month. The building has an amazing roof deck, and you’ll also get excellent weather in this particular micro-climate. Last sold for $545,000 in 2007, list price for 2011 is $499,999.

I toured a variety of properties in NoPa (North Panhandle) last week on broker tour. Panhandle inventory typically features multi-unit buildings and large single-family homes, many of which are classic Victorian and Edwardian styles.  The neighborhood is a bit more urban in nature than, say, Cole Valley, but a lot of the homes are improved when new folks move into the ‘hood. I found a trio of quintessential North Panhandle properties worth looking at:

First up is 715-717 Baker:

715-717 Baker is a vacant two-unit building, which means it’s available as two TICs (at $885,000 and $975,000) or as one entire building for $1,855,000. No, it’s not a screaming deal. But these are two large, remodeled full-floor Victorian flats with grand scale rooms. The lower unit ($975,000) has 3BRs/one split bath; a private deck and garden; garage parking with interior access plus a large bonus room. And the upper flat ($875,000) has 4BRs/one split bath, and also comes with roof rights for a possible deck. The building has a concrete foundation and upgraded electrical/plumbing. There is a cafe and a restaurant right at the corner, and you’re fairly close to Golden Gate Park. Further north is the Laurel Village, which has many shops, restaurants, and cafes.

We move on to a good project house at 1960 Golden Gate Avenue:

There are no interior photos available online, but the house at 1960 Golden Gate wasn’t terrible inside. It just needs a gut renovation and a second story. This place is a good example of how the neighborhood gradually gets improved over time; someone will buy and renovate the property. The lot is 25 x 100, which is fairly average for San Francisco. And there’s already a garage, which makes things less complicated. (The home was built in 1889; our Planning Department sometimes has an aversion to allowing garage installations in buildings constructed prior to 1950.) List price is $695,000.

The good part about 1960 Golden Gate is that it doesn’t need to be a two-story home; a new owner could work with the existing space and make it totally livable.

And lastly, we have a TIC at 1031-1037 Divisadero #1033:

I liked this 2BR/1BA space at 1031-37 Divisadero.  #1031 occupies the top floor in the carriage house at the rear of the lot. So the noise level from Divisadero is mitigated a bit. The floor plan was open and flowed well, and the rooms were spacious. There are four units in total–two in the front building, and two in the rear. And there’s a very large, shared roof deck for all the units. #1031 gets two-car parking and there’s shared laundry. List price: $549,000.

There’s a glut of homes available in the $1M+ price point in popular Noe Valley. I thought it would be interesting to hit up the $1.5M offerings so you can compare what’s out there:

First up is 780 Elizabeth:

780 Elizabeth is a 3BR/2BA Victorian home in the desirable western part of the neighborhood. It’s just around the block from the 24th Street corridor (and one of my favorite restaurants, Firefly). The home has almost 3,000 square feet across three levels and one-car parking. It was listed in 2009 for $1,629,000 and was ultimately rented. But it’s back on for a more reasonable price.

Next up is 4280 26th Street:

Up the hill and also in the western part of Noe, 4280 26th Street features 3BRs/2.5BAs plus an office/sitting room and two fireplaces. The bathrooms and kitchen have been remodeled nicely, and there are rear decks with city views (and a hot tub). The downside is that there’s no parking, but finding a spot in this location tends to be less challenging. You instead have the very charming front garden and entrance. You’re about five blocks from the 24th Street corridor, with plenty of retail within walking distance.

654 Elizabeth

Finally, we have 654 Elizabeth, which is being sold through a trust sale (without court confirmation). The 4BR/2BA house with 2418 square feet is clean and has a large garage for the car lovers out there. Three of the bedrooms are upstairs (though the one bathroom is in the master suite). But there’s 1BR/1BA on the main level that’d be great for guests. The home has been in the same family for 80 years. By the time you’re reading this, the property could be in contract due to strong interest and an offer date set for yesterday. In terms of location, 654 Elizabeth is in a prime spot, just around the corner from the heart of the 24th Street shops and restaurants.

The options in the $450,000 price range have increased lately, mainly due to the softened condo market. Here’s a trio of condos in reasonable locations that may be a good fit for your lifestyle—and wallet:

55 Page #516   Hayes Valley

This stylish studio at 55 Page #516 in The Hayes will work for someone who can live in a small but well-appointed space. (It’s only 474 square feet). The Hayes was built in 2008 and has amenities such as a fitness room, roof deck, and attended lobby. The location is right off Market, which makes it a great commuting spot. The unit has high ceilings, Twin Peaks views, and a kitchen with Studio Becker cabinets. And don’t forget the washer/dryer in the actual unit, as well as one-car parking. HOA dues are $265/mo, with an additional $100/mo for parking.

1556 Green #F   Pacific Heights

Recently reduced to its $449,000 asking price, 1556 Green #F is a 1BR/1BA condo in a great location. The unit is on the first floor, so it doesn’t get a ton of natural light. But it does have a nicely remodeled kitchen and one-car parking. HOA dues are $208/month, and there are seven units in the building. There’s a common area laundry, as well as a barbeque area and garden.

1097 Howard #103   South of Market

1097 Howard #103 is a first-floor unit in the Historic Light House Lofts. (And by first floor, I mean on sidewalk level, so you have to be okay with that.) With 1017 square feet, it’s larger than most lofts in this price range and includes 1BR/1BA, a large walk-in closet, washer/dryer hookups and a large deeded storage space. There’s a fabulous roof deck with a barbeque grill, too. HOA dues are $364.77/month. This unit was on the market last year for around $500,000, so the price has come down since then.

The last time we checked out what you could buy at the $800,000 price point, the selections were condos. This time around, we look at single-family homes. Here’s our latest trio:

1520 Diamond, Noe Valley

New to the market is 1520 Diamond, a 2BR/1BA home that’s all of 1050 square feet. The seller has owned the property for the past 65 years, which means one thing: Needs work. This one could use new flooring, an updated kitchen/bath and a basic sprucing up. But it may not be a bad deal for Noe Valley. The 1946-built home isn’t big on charm, but the space is very functional and there’s two-car parking.

16 Bronte, Bernal Heights

I toured 16 Bronte a couple weeks ago when it was new to the market–at a list price of $829,000. The price for this 4BR/2BA home has since dropped to $799,000.  It’s located on the south side of Cortland, and features an updated kitchen and two remodeled bathrooms. There’s a large living room with a formal dining room that has a gas-burning fireplace. There’s also a cute yard with a cottage that could be used as a studio or office.

69 Springfield Drive, Lake Shore

On the opposite end of town is 69 Springfield, a 2BR/1BA home in the manicured Lake Shore district. The house is clean but could use updating; however, the location is great if you appreciate quick access to the beach, Stonestown, West Portal and Ocean Avenue. The property has been on and off the market for the past couple years, so maybe now is the time to swoop in and get yourself a deal.

The under-$1M price range is the most popular in San Francisco, so we’re taking a look today at what you can purchase at the $800,000 level:

2600 18th Street #20
Inner Mission

2600 18th St #20 is a very spacious, tri-level loft with Twin Peaks views. There are two master suites, and easy access to the common roof deck. HOA dues are $412/mo and there are 24 units in the building. You’re within walking distance of cafes and restaurants, and the Potrero Safeway is a few blocks away.

1522 9th Avenue
Inner Sunset

1522 9th Avenue is a good example of the level of house you’re likely to get at this price point in the Inner Sunset. This two-story Edwardian needs some updating, but it’s perfectly liveable as is. There’s a formal dining room on the main level, and four bedrooms are upstairs (with only one bath; therein lies part of the reason for a good update). Muni and the Irving Street corridor are three blocks north, and one more block will lead you in to Golden Gate Park. There’s a low ($3500) termite report on file.

1182 Greenwich
Russian Hill

1182 Greenwich is located in prime Russian Hill. The condo features 2BR/2BA, and parking is leased for $300 two blocks away. The property is on the first floor of a four-unit building and has been somewhat hiply remodeled (not resembling what you’d expect in a 1906-era building). HOA dues are $300/mo.

It’s nothing fancy and there aren’t even any interior photos available, but a 2BR/1BA condo at 8 Keystone #2C in Mount Davidson manor has just been listed for $375,000.

I sometimes go to the gym right around the corner from this unit, and the location right at Ocean Avenue is not bad if you’re someone who wants close proximity to services and shops—not to mention Muni. The unit has about 937 square feet, one-car parking and is situated in a 12-unit property constructed in 1985. It’s also three stories above the street, so I’m guessing you’ll get decent light from its “wall of windows” that face south. The open floor plan has a large living/dining area, all-electric kitchen, and two spacious bedrooms. There’s also an in-unit washer/dryer (!) and an elevator. HOA dues are $360/month.

Neighboring unit 1C has been on the market as a short sale for almost four months, and that’s a first-floor 2BR/1BA with the same square footage. List price is $388,888. So the sale of this new #2C condo may move things along for #1C in terms of true market value.

The $650,000 price range is a pretty popular one. And this being San Francisco, there’s a variety of options. We’ll take a look at three properties in different neighborhoods to give you a sense for what type of purchase is possible.

First up is 1880 Vallejo #1 in Pacific Heights:

1880 Vallejo is a 1BR/1.5BA condo in a four-unit building. There’s a formal dining room, fireplace, granite counters in the kitchen, high ceilings and hardwood floors. HOA dues are a low $295/mo. One-car parking is also included. Locationwise, you’re two blocks from Union Street.

We next head west to 2720 Ulloa in the Parkside:

2720 Ulloa has the classic 2BR plus sunroom floor plan. This one’s been in the same family for a long time, and the home is now being sold in a trust sale (with no court confirmation). And for those of you who care about such details, someone did pass away on the property about a year ago. Kitchen and bath are original, and there are recently refinished floors in which you can now see your reflection. The house has lovely 1920s details still intact, such as built-ins and picture rails. They already have an offer in hand, but it’s apparently going to be sealed until November 15th. So get over to Ulloa soon if you want to be in the running. The average 2BR house in the Parkside over the past year has been approximately $675,000.

Finally, there’s 45 Landers, in the decidedly more hip Mission Dolores area:

45 Landers is a 2BR/1BA tenancy-in-common (TIC) in a newly formed,  four-unit building. As such, there will be fractional financing in place so no group loan will be necessary. This particular unit features five rooms and is spacious in comparison to condos at this price in the neighborhood. The seller has made seismic upgrades recently, which should count for something in San Francisco. One-car parking comes with this unit.